HomeMy WebLinkAboutZ-5887-B Staff AnalysisMay 27, 1999
ITEM NO.: 5
FILE NO.: Z-5887-B
NAME: Embassy Suites - Revised PD-C
LOCATION: Southeast corner of Chenal Parkway and Embassy Drive
DEVELOPER:
John Q. Hammons
300 John Q. Hammons Pkwy.
Springfield, MO 65806
AREA: Approx. 10.7 acres
ZONING: PD-C
and R-2
ENGINEER:
White-Daters and Associates
401 Victory Street
Little Rock, AR 72201
NUMBER OF LOTS: 1 FT. NEW STREET: 320
ALLOWED USES:
Hotel and Single -Family
Residential
PROPOSED USE: Hotel
VARIANCES/WAIVERS REQUESTED: None Requested
BACKGROUND:
On February 7, 1995, the Board of Directors passed Ordinance No.
16,842 establishing the Embassy Suites - Short -Form PD-C. The
site plan included an eleven -story building containing 251
suites, 10,000 square feet meeting area, a 12,000 square foot
convention center and a two -level parking garage. (The
applicant has noted that there is currently 14,000 square feet
of convention/meeting rooms).
On October 17. 1995, the Board of Directors passed Ordinance No.
16,991 which amended the previously approved PD-C. The amended
PD-C added a 2.31 acres tract to the site for use as a parking
lot. The additional area is located east of the original area.
A. PROPOSAL/REQUEST:
The applicant proposes to revise the previously approved
PD-C by constructing a nine (9) story, 130 foot tall,
addition (approximately 189,264 square feet) to the
May 27, 1999
SUBDIVISION
ITEM NO.: 5 (Cont.)
FILE NO.: Z-5887-B
existing hotel building and additional parking as noted on
the attached site plan. The proposed expansion will
include the following amenities:
a) a six story hotel tower (66 suites)
b) a three story parking structure (first 3 levels of the
building) and additional surface parking (totaling 704
new spaces)
c) 14,400 square feet of conference center space
d) 3,900 square feet of meeting room space (6 rooms)
The applicant notes that the exterior construction of the
building addition will be of the same material as the
original facility.
The building addition is proposed to be located on the
south side of the existing hotel building. Additional
surface parking will be added along the east, west and
south sides of the proposed building addition.
There are currently two (2) access drives from Embassy
Drive. A third driveway near the southwest corner of the
property is proposed with the expansion.
B. EXISTING CONDITIONS:
The area to be used for the expansion is currently wooded
and contains two single family structures and accessory
buildings which will be removed with the planned expansion.
The property to the south is mostly wooded with three
single family structures along the north side of Kanis
Road. The property to the east and west of the proposed
expansion area is wooded and undeveloped.
This general area along Chenal Parkway contains a mixture
of office and commercial uses and zoning.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one (1) phone call
from a person expressing concerns related to traffic. The
Birchwood and Gibralter Heights/Point West/Timber Ridge
Neighborhood Associations were notified of the public
hearing.
E
May 27, 1999
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-5887-B
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Embassy Drive is listed on the Master Street Plan as a
collector street. Dedicate right-of-way to 30 feet from
centerline.
2.Driveways shall conform to Sec. 31-210 or Ordinance
16,577. (Move most southern drive to meet 300'
separation.)
3. Provide design of streets conforming to "MSP" (Master
Street Plan). Construct one-half street improvements to
these streets including 5 foot sidewalks with planned
development. Extend Embassy Drive to the property line.
4. Plans of all work in right-of-way shall be submitted for
approval prior to start work.
5. Stormwater detention ordinance applies to this property.
6. Prepare a letter of pending development addressing street
lights as required by Section 31-403 of the Little Rock
Code. All requests should be forwarded to Traffic
Engineering.
7. Provide temporary turnaround for Embassy Drive.
8.Cut and fill ordinance applies at southeast corner of
property.
9. Close unlisted right-of-way on east side of property.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements
to serve property.
AP&L: No Comment.
Arkla: No Comment.
Southwestern Bell: No Comment received.
Water: Contact the L.R. Fire Department regarding needed
additional on site fire protection. Contact the Water
Works if larger and/or additional water meters are
required.
Fire Department: No Comment.
County Plannin : No Comment received.
CATA: CATA Route #5 serves this area; approved as
submitted if sidewalks connect the northern portions of the
entire site.
3
May 27, 1999
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-5887-B
F. ISSUES/TECHNICAL/DESIGN:
Planning Division:
This request is in the I-430 Planning District and is shown
as Office on the Land Use Plan. This is an expansion of
the existing use and will be an expansion of the existing
facility. This will not be an independent use or building,
therefore there is no Land Use Plan issue.
Landscape Issues:
Areas set aside for buffers and landscaping meet with
ordinance requirements.
A six foot high opaque screen, either a wooden fence with
its face side directed outward or dense evergreen
landscaping, will be required to help screen this project
from the residential properties to the south.
G. ANALYSIS:
The applicant submitted a revised site plan to staff on May
12, 1999. The revised plan appears to address the concerns
as raised by staff and the Subdivision Committee. Public
Works staff has indicated that all Public Works issues have
been resolved.
The following additional information was provided by the
applicant:
1. No new signage is proposed.
2. The existing trash compactor on the site has sufficient
capacity to handle the expansion.
3. Height of the proposed expansion will be 130 feet. The
existing building height is 143 feet.
4. The proposed facility will have 189,264 total square
feet (95,808 hotel and conference/meeting rooms and
93,456 for parking garage). The existing facility has
303,223 square feet.
4
May 27, 1999
SUBDIVISION
ITEM NO.: 5 (Cont.
FILE NO.: Z-5887-B
The applicant is requesting a deferral of half street
improvements for a small portion of Embassy Drive right-of-
way near the southwest corner of the property. This is due
to the fact that there is a small sliver of land between
the Embassy property and the proposed alignment of Embassy
Drive which Embassy Suites does not own. The deferral
would be for five (5) years or until development of
adjacent property. Public Works has indicated support of
the requested deferral.
The applicant is also requesting two (2) variances related
to the proposed driveway near the southwest corner of the
property. The first variance is for driveway spacing. The
ordinance requires a minimum spacing of 300 feet between
driveways on a site. The applicant is proposing a spacing
of 260 feet for the southernmost two (2) driveways along
Embassy Drive.
The other requested variance is to allow the "T" type
crossing where the southernmost drive from Embassy Drive
enters the property. The ordinance typically does not
allow -this type of crossing relationship where access
drives are concerned. Public Works is recommending
approval of the variance requests.
The ordinance would typically require 348 parking spaces
for this development (existing development and proposed
addition). There are 429 existing parking spaces on the
site with 704 additional spaces proposed, for a total of
1,133 parking spaces.
The applicant has provided the following formula as
justification for the proposed number of parking spaces:
"Industry Standards for Meeting and Conference Facilities -
15 square feet per person with 1.5 persons per car
average." This would be equal to 1,436 parking spaces for
conference/meeting rooms (existing and proposed) with 348
spaces for the hotel rooms (required by City Ordinance),
for a total of 1,784 spaces. This would be the total
number of parking spaces required by industry standards
when facility is 100% utilized. The applicant has noted
that the on -site parking is designed for utilization of
63.5 percent of the capacity, as 100 percent utilization of
the facility is not anticipated. Staff feels that the
5
May 27, 1999
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-5887-B
number of proposed parking spaces is reasonable based on
the fact that there will be 32,300 square feet of
convention/meeting space in addition to the 317 hotel
rooms.
Staff feels that the proposed expansion of the
hotel/conference facility will have no adverse effect on
adjacent property or the general area, With compliance with
the requirements and conditions noted in paragraph H. of
this report.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the revised PD-C subject to
the following conditions:
1. Compliance with the requirements as noted in paragraphs
D, E and F of this report.
2. Any site lighting should be low-level and directed away
from adjacent property.
3. Staff recommends approval of the deferral of half street
improvements for a portion of Embassy Drive for five (5)
years or until development of adjacent property.
4. Staff recommends approval of the variance of driveway
spacing and "T" type crossing of access drives.
5. The applicant will need to file a right-of-way
abandonment for Hardin Road right-of-way along the east
side of this property.
SUBDIVISION COMMITTEE COMMENTS: (MAY 6, 1999)
Joe White and Dan Robinson were present, representing the
application. Staff gave a brief description of the revised PD-C
and noted that additional information needed to be shown on a
revised site plan.
The applicant noted that the building height of the proposed
building addition would be approximately the same as the
existing building. The existing and proposed heights would be
provided to staff.
Proposed parking for the project was briefly discussed. Staff
asked for information pertaining to the existing number of
parking spaces on the site and the justification for the total
number of parking spaces after expansion. Staff suggested
reviewing the seating capacity of the existing and proposed
convention/conference facilities as a basis for the total number
of parking spaces.
6
May 27, 1999
SUBDIVISION
ITEM NO.: 5 (Cont.)
FILE NO.: Z-5887-B
There was a lengthy discussion pertaining to the proposed
southernmost driveway. Public Works noted that the drive did
not meet the 300 foot minimum spacing required from the existing
driveway. Mr. White noted that the proposed driveway was needed
in this location based on the future alignment of Embassy Drive,
which curves away from the southwest corner of this property.
Based on this alignment there would be a sliver of property
which Embassy Suites does not own, and the driveway cannot cross
someone else's property. Mr. White also explained that the
southernmost drive could act as a "T" type turnaround for the
temporary end of Embassy Drive.
After the discussion, the Committee forwarded the revised PD-C
to the full Commission for final action.
PLANNING COMMISSION ACTION:
(MAY 27, 1999)
The staff presented a positive recommendation on this
application, as there were no further issues for resolution.
There were no objectors to this matter.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for approval as recommended by staff.
A motion to that effect was made. The motion passed by a vote
of 8 ayes, 0 nays and 3 absent.
7
FILE NO.: Z-5887-B
NAME: Embassy Suites - Revised PD-C
LOCATION: Southeast corner of Chenal Parkway and Embassy Drive
DEVELOPER: ENGINEER:
John Q. Hammons
300 John Q. Hammons Pkwy.
Springfield, MO 65806
AREA: Approx. 10.7 acres
ZONING: PD-C
and R-2
White-Daters and Associates
401 Victory Street
Little Rock, AR 72201
NUMBER OF LOTS: 1 FT. NEW STREET: 320
ALLOWED USES:
PROPOSED USE:
Hotel and Single -Family
Residential
Hotel
VARIANCES/WAIVERS REQUESTED: None Requested
BACKGROUND:
On February 7, 1995, the Board of Directors passed Ordinance No.
16,842 establishing the Embassy Suites - Short -Form PD-C. The
site plan included an eleven -story building containing 251
suites, 10,000 square feet meeting area, a 12,000 square foot
convention center and a two -level parking garage. (The
applicant has noted that there is currently 14,000 square feet
of convention/meeting rooms).
On October 17, 1995, the Board of Directors passed Ordinance No.
16,991 which amended the previously approved PD-C. The amended
PD-C added a 2.31 acres tract to the site for use as a parking
lot. The additional area is located east of the original area.
A. PROPOSAL/REQUEST:
The applicant proposes to revise the previously approved
PD-C by constructing a nine (9) story, 130 foot tall,
addition (approximately 189,264 square feet) to the
existing hotel building and additional parking as noted on
FILE NO.: Z-5887-B (Cont.)
the attached site plan. The proposed expansion will
include the following amenities:
a) a six story hotel tower (66 suites)
b) a three story parking structure (first 3 levels of the
building) and additional surface parking (totaling 704
new spaces)
c) 14,400 square feet of conference center space
d) 3,900 square feet of meeting room space (6 rooms)
The applicant notes that the exterior construction of the
building addition will be of the same material as the
original facility.
The building addition is proposed to be located on the
south side of the existing hotel building. Additional
surface parking will be added along the east, west and
south sides of the proposed building addition.
There are currently two (2) access drives from Embassy
Drive. A third driveway near the southwest corner of the
property is proposed with the expansion.
B. EXISTING CONDITIONS:
The area to be used for the expansion is currently wooded
and contains two single family structures and accessory
buildings which will be removed with the planned expansion.
The property to the south is mostly wooded with three
single family structures along the north side of Kanis
Road. The property to the east and west of the proposed
expansion area is wooded and undeveloped.
This general area along Chenal Parkway contains a mixture
of office and commercial uses and zoning.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one (1) phone call
from a person expressing concerns related to traffic. The
Birchwood and Gibralter Heights/Point West/Timber Ridge
Neighborhood Associations were notified of the public
hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Embassy Drive is listed on the Master Street Plan as a
collector street. Dedicate right-of-way to 30 feet from
centerline.
FA
FILE NO.: Z-5887-B (Cont.)
E.
F.
2. Driveways shall conform to Sec: 31-210 or Ordinance
16,577. (Move most southern drive to meet 300'
separation.)
3. Provide design of streets conforming to "MSP" (Master
Street Plan). Construct one-half street improvements to
these streets including 5 foot sidewalks with planned
development. Extend Embassy Drive to the property line.
4. Plans of all work in right-of-way shall be submitted for
approval prior to start work.
5. Stormwater detention ordinance applies to this property.
6. Prepare a letter of pending development addressing street
lights as required by Section 31-403 of the Little Rock
Code. All requests should be forwarded to Traffic
Engineering.
7. Provide temporary turnaround for Embassy Drive.
8. Cut and fill ordinance applies at southeast corner of
property.
9. Close unlisted right-of-way on east side of property.
UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements
to serve property.
AP&L: No Comment.
Arkla: No Comment.
Southwestern Bell: No Comment received.
Water: Contact the L.R. Fire Department regarding needed
additional on site fire protection. Contact the Water
Works if larger and/or additional water meters are
required.
Fire Department: No Comment.
County Planning: No Comment received.
CATA: CATA Route #5 serves this area; approved as
submitted if sidewalks connect the northern portions of the
entire site.
ISSUES/TECHNICAL/DESIGN:
Planning? Division:
This request is in the I-430 Planning District and is shown
as Office on the Land Use Plan. This is an expansion of
the existing use and will be an expansion of the existing
facility. This will not be an independent use or building,
therefore there is no Land Use Plan issue.
3
FILE NO.: Z-5887-B (Cont.)
Landscape Issues:
Areas set aside for buffers and landscaping meet with
ordinance requirements.
A six foot high opaque screen, either a wooden fence with
its face side directed outward or dense evergreen
landscaping, will be required to help screen this project
from the residential properties to the south.
G. ANALYSIS:
The applicant submitted a revised site plan to staff on May
12, 1999. The revised plan appears to address the concerns
as raised by staff and the Subdivision Committee. Public
Works staff has indicated that all Public Works issues have
been resolved.
The following additional information was provided by the
applicant:
1. No new signage is proposed.
2. The existing trash compactor on the site has sufficient
capacity to handle the expansion.
3. Height of the proposed expansion will be 130 feet. The
existing building height is 143 feet.
4. The proposed facility will have 189,264 total square
feet (95,808 hotel and conference/meeting rooms and
93,456 for parking garage). The existing facility has
303,223 square feet.
The applicant is requesting a deferral of half street
improvements for a small portion of Embassy Drive right-of-
way near the southwest corner of the property. This is due
to the fact that there is a small sliver of land between
the Embassy property and the proposed alignment of Embassy
Drive which Embassy Suites does not own. The deferral
would be for five (5) years or until development of
adjacent property. Public Works has indicated support of
the requested deferral.
The applicant is also requesting two (2) variances related
to the proposed driveway near the southwest corner of the
property. The first variance is for driveway spacing. The
ordinance requires a minimum spacing of 300 feet between
4
FILE NO.: Z-5887-B (Cont.)
driveways on a site. The applicant is proposing a spacing
of 260 feet for the southernmost two (2) driveways along
Embassy Drive.
The other requested variance is to allow the "T" type
crossing where the southernmost drive from Embassy Drive
enters the property. The ordinance typically does not
allow this type of crossing relationship where access
drives are concerned. Public Works is recommending
approval of the variance requests.
The ordinance would typically require 348 parking spaces
for this development (existing development and proposed
addition). There are 429 existing parking spaces on the
site with 704 additional spaces proposed, for a total of
1,133 parking spaces.
The applicant has provided the following formula as
justification for the proposed number of parking spaces:
"Industry Standards for Meeting and Conference Facilities -
15 square feet per person with 1.5 persons per car
average." This would be equal to 1,436 parking spaces for
conference/meeting rooms (existing and proposed) with 348
spaces for the hotel rooms (required by City Ordinance),
for a total of 1,784 spaces. This would be the total
number of parking spaces required by industry standards
when facility is 100% utilized. The applicant has noted
that the on -site parking is designed for utilization of
63.5 percent of the capacity, as 100 percent utilization of
the facility is not anticipated. Staff feels that the
number of proposed parking spaces is reasonable based on
the fact that there will be 32,300 square feet of
convention/meeting space in addition to the 317 hotel
rooms.
Staff feels that the proposed expansion of the
hotel/conference facility will have no adverse effect on
adjacent property or the general area, With compliance with
the requirements and conditions noted in paragraph H. of
this report.
STAFF RECOMMENDATIONS:
Staff recommends approval of the revised PD-C subject to
the following conditions:
1. Compliance with the requirements as noted in paragraphs
D, E and F of this report.
2. Any site lighting should be low-level and directed away
from adjacent property.
5
FILE NO.: Z-5887-B (Cont.
3. Staff recommends approval of the deferral of half street
improvements for a portion of Embassy Drive for five (5)
years or until development of adjacent property.
4. Staff recommends approval of the variance of driveway
spacing and "T" type crossing of access drives.
5. The applicant will need to file a right-of-way
abandonment for Hardin Road right-of-way along the east
side of this property.
SUBDIVISION COMMITTEE COMMENTS:
(MAY 6, 1999)
Joe White and Dan Robinson were present, representing the
application. Staff gave a brief description of the revised PD-C
and noted that additional information needed to be shown on a
revised site plan.
The applicant noted that the building height of the proposed
building addition would be approximately the same as the
existing building. The existing and proposed heights would be
provided to staff.
Proposed parking for the project was briefly discussed. Staff
asked for information pertaining to the existing number of
parking spaces on the site and the justification for the total
number of parking spaces after expansion. Staff suggested
reviewing the seating capacity of the existing and proposed
convention/conference facilities as a basis for the total number
of parking spaces.
There was a lengthy discussion pertaining to the proposed
southernmost driveway. Public Works noted that the drive did
not meet the 300 foot minimum spacing required from the existing
driveway. Mr. White noted that the proposed driveway was needed
in this location based on the future alignment of Embassy Drive,
which curves away from the southwest corner of this property.
Based on this alignment there would be a sliver of property
which Embassy Suites does not own, and the driveway cannot cross
someone else's property. Mr. White also explained that the
southernmost drive could act as a "T" type turnaround for the
temporary end of Embassy Drive.
After the discussion, the Committee forwarded the revised PD-C
to the full Commission for final action.
PLANNING COMMISSION ACTION:
The staff presented a positive recommendation
application, as there were no further issues
There were no objectors to this matter.
(MAY 27, 1999)
on this
for resolution.
FILE NO.: Z-5887-B (Cont.)
The Chairman placed the item before th
within the Consent Agenda for approval
A motion to that effect was made. The
of 8 ayes, 0 nays and 3 absent.
e Commission for inclusion
as recommended by staff.
motion passed by a vote
rl
FILE NO.: Z-5887-B
NAME: Embassy Suites - Revised PD-C
LOCATION: Southeast corner of Chenal Parkway and Embassy Drive
DEVELOPER:
John Q . Hammons
300 John Q. Hammons Pkwy.
Springfield, MO 65806
AREA: Approx. 10.7 acres
ZONING: PD-C
and R-2
ENGINEER:
White-Daters and Associates
401 Victory Street
Little Rock, AR 72201
NUMBER OF LOTS: 1 FT. NEW STREET: 320
ALLOWED USES:
Hotel and Single -Family
Residential
PROPOSED USE: Hotel
VARIANCES/WAIVERS REQUESTED: None Requested
BACKGROUND:
On February 7, 1995, the Board of Directors passed Ordinance No.
16,842 establishing the Embassy Suites - Short -Form PD-C. The
site plan included an eleven -story building containing 251
suites, 10,000 square feet meeting area, a 12,000 square foot
convention center and a two -level parking garage. (The
applicant has noted that there is currently 14,000 square feet
of convention/meeting rooms).
On October 17, 1995, the Board of Directors passed Ordinance No.
16,991 which amended the previously approved PD-C. The amended
PD-C added a 2.31 acres tract to the site for use as a parking
lot. The additional area is located east of the original area.
A. PROPOSAL/REQUEST:
The applicant proposes to revise the previously approved
PD-C by constructing a nine (9) story, 130 foot tall,
addition (approximately 189,264 square feet) to the
existing hotel building and additional parking as noted on
FILE NO.: Z-5887-B (Cont.)
B.
C.
the attached site plan. The proposed expansion will -
include the following amenities:
a) a six story hotel tower (66 suites)
b) a three story parking structure (first 3 levels of the
building) and additional surface parking (totaling 704
new spaces)
c) 141,400 square feet of conference center space
d) 3,900 square feet of meeting room space (6 rooms)
The applicant notes that the exterior construction of the
building addition will be of the same material as the
original facility.
The building addition is proposed to be located on the
south side of the existing hotel building. Additional
surface parking will be added along the east, west and
south sides of the proposed building addition.
There are currently two (2) access drives from Embassy
Drive. A third driveway near the southwest corner of the
property is proposed with the expansion.
EXISTING CONDITIONS:
The area to be used for the expansion is currently wooded
and contains two single family structures and accessory
buildings which will be removed with the planned expansion.
The property to the south is mostly wooded with three
single family structures along the north side of Kanis
Road. The property to the east and west of the proposed
expansion area is wooded and undeveloped.
This general area along Chenal Parkway contains a mixture
of office and commercial uses and zoning.
NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one (1) phone call
from a person expressing concerns related to traffic. The
Birchwood and Gibralter Heights/Point West/Timber Ridge
Neighborhood Associations were notified of the public
hearing.
D . ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1.Embassy Drive is listed on the Master Street Plan as a
collector street. Dedicate right-of-way to 30 feet from
centerline.
2
FILE NO.: Z-5887-B (Cont.)
2. Driveways shall conform to Sec. 31-210 or Ordinance
16,577. (Move most southern drive to meet 300'
separation.)
3. Provide design of streets conforming to "MSP" (Master
Street Plan). Construct one-half street improvements to
these streets including 5 foot sidewalks with planned
development. Extend Embassy Drive to the property line.
4. Plans of all work in right-of-way shall be submitted for
approval prior to start work.
5. Stormwater detention ordinance applies to this property.
6. Prepare a letter of pending development addressing street
lights as required by Section 31-403 of the Little Rock
Code. All requests should be forwarded to Traffic
Engineering.
7. Provide temporary turnaround for Embassy Drive.
8. Cut and fill ordinance applies at southeast corner of
,property.
9. Close unlisted right-of-way on east side of property.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements
to serve property.
AP&L: No Comment.
Arkla: No Comment.
Southwestern Bell: No Comment received.
Water: Contact the L.R. Fire Department regarding needed
additional on site fire protection. Contact the Water
Works if larger and/or additional water meters are
required.
Fire Department: No Comment.
County Planning: No Comment received.
CATA: CATA Route #5 serves this area; approved as
submitted if sidewalks connect the northern portions of the
entire site.
F. ISSUES/TECHNICAL/DESIGN:
Plannina Division:
This request is in the I-430 Planning District and is shown
as Office on the Land Use Plan. This is an expansion of
the existing use and will be an expansion of the existing
facility. This will not be an independent use or building,
therefore there is no Land Use Plan issue.
3
FILE NO.: Z-5887-B (Cont.)
Landscape Issues:
Areas set aside for buffers and landscaping meet with
ordinance requirements.
A six foot high opaque screen, either a wooden fence with
its face side directed outward or dense evergreen
landscaping, will be required to help screen this project
from the residential properties to the south.
G. ANALYSIS:
The applicant submitted a revised site plan to staff on May
121 1999. The revised plan appears to address the concerns
as raised by staff and the Subdivision Committee. Public
Works staff has indicated that all Public Works issues have
been resolved.
The following additional information was provided by the
applicant:
1. No new signage is proposed.
2. The existing trash compactor on the site has sufficient
capacity to handle the expansion.
3. Height of the proposed expansion will be 130 feet. The
existing building height is 143 feet.
4. The proposed facility will have 189,264 total square
feet (95,808 hotel and conference/meeting rooms and
93,456 for parking garage). The existing facility has
303,223 square feet.
The applicant is requesting a deferral of half street
improvements for a small portion of Embassy Drive right-of-
way near the southwest corner of the property. This is due
to the fact that there is a small sliver of land between
the Embassy property and the proposed alignment of Embassy
Drive which Embassy Suites does not own. The deferral
would be for five (5) years or until development of
adjacent property. Public Works has indicated support of
the requested deferral.
The applicant is also requesting two (2) variances related
to the proposed driveway near the southwest corner of the
property. The first variance is for driveway spacing. The
ordinance requires a minimum spacing of 300 feet between
4
FILE NO.: Z-5887-B (Cont.)
- driveways on a site. The applicant is proposing a spacing
of 260 feet for the southernmost two (2) driveways along
Embassy Drive.
The other requested variance is to allow the "T" type
crossing where the southernmost drive from Embassy Drive
enters the property. The ordinance typically does not
allow this type of crossing relationship where access
drives are concerned. Public Works is recommending
approval of the variance requests.
The ordinance would typically require 348 parking spaces
for this development (existing development and proposed
addition). There are 429 existing parking spaces on the
site with 704 additional spaces proposed, for a total of
1,133 parking spaces.
The applicant has provided the following formula as
justification for the proposed number of -parking spaces:
"Industry Standards for Meeting and Conference Facilities -
15 square feet per person with 1.5 persons per car
average." This would be equal to 1,436 parking spaces for
conference/meeting rooms (existing and proposed) with 348
spaces for the hotel rooms (required by City Ordinance),
for a total of 1,784 spaces. This would be the total
number of parking spaces required by industry standards
when facility is 100% utilized. The applicant has noted
that the on -site parking is designed for utilization of
63.5 percent of the capacity, as 100 percent utilization of
the facility is not anticipated. Staff"feels that the
number of proposed parking spaces is reasonable based on
the fact that there will be 32,300 square feet of
convention/meeting space in addition to the 317 hotel
rooms.
Staff feels that the proposed expansion of the
hotel/conference facility will have no adverse effect on
adjacent property or the general area, With compliance with
the requirements and conditions noted in paragraph H. of
this report.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the revised PD-C subject to
the following conditions:
1. Compliance with the requirements as noted in paragraphs
D, E and F of this report.
2. Any site lighting should be low-level and directed away
from adjacent property.
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FILE NO.: Z-5887-B (Cont.
3. Staff recommends approval of the deferral of half street
improvements for a portion of Embassy Drive for five (5)
years or until development of adjacent property.
4. Staff recommends approval of the variance of driveway
spacing and "T" type crossing of access drives.
5. The applicant will need to file a right-of-way
abandonment for Hardin Road right-of-way along the east
side of this property.
SUBDIVISION COMMITTEE COMMENTS:
(MAY 6, 1999)
Joe White and Dan Robinson were present, representing the
application. Staff gave a brief description of the revised PD-C
and noted that additional information needed to be shown on a
revised site plan.
The applicant noted that the building height of the proposed
building addition would be approximately the same as the
existing building. The existing and proposed heights would be
provided to staff.
Proposed parking for the project was briefly discussed. Staff
asked for information pertaining to the existing number of
parking spaces on the site and the justification for the total
number of parking spaces after expansion. Staff suggested
reviewing the seating capacity of the existing and proposed
convention/conference facilities as a basis for the total number
of parking spaces.
There was a lengthy discussion pertaining to the proposed
southernmost driveway. Public Works noted that the drive did
not meet the 300 foot minimum spacing required from the existing
driveway. Mr. White noted that the proposed driveway was needed
in this location based on the future alignment of Embassy Drive,
which curves away from the southwest corner of this property.
Based on this alignment there would be a sliver of property
which Embassy Suites does not own, and the driveway cannot cross
someone else's property. Mr. White also explained that the
southernmost drive could act as a "T" type turnaround for the
temporary end of Embassy Drive.
After the discussion, the Committee forwarded the revised PD-C
to the full Commission for final action.
PLANNING COMMISSION ACTION: (MAY 27, 1999)
The staff presented a positive recommendation on this
application, as there were no further issues for resolution.
There were no objectors to this matter.
C.
FILE NO.: Z-5887-B (Cont.)
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for approval as recommended by staff.
A motion to that effect was made. The motion passed by a vote
of 8 ayes, 0 nays and 3 absent.
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